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    Mixed-Use Building in Historic District Title is generated by Realmo AI

    124/126 S 2nd, Livingston, MT 59047

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    For Sale
    $895,000

    MULTI_FAMILY - Livingston, MT

    Property size:
    8,151 SF
    Price / SF:
    $109/SF
    Added:
    Dec 5, 2025
    Days on Market:
    161
    Last Refresh:
    May 15 at 2:06 pm

    Property Features for 124/126 S 2nd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    On Street, Offsite
    Standard status
    Active
    APN
    0000008700
    Size
    8,151 SF

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LIVINGSTON ORIGINAL TOWNSITE, S13, T02 S, R09 E, BLOCK 80, LOT 13 - 14
    Tax Annual Amount
    12214

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air
    Cooling system
    Varies by Unit
    Water source
    Public

    Building Details

    Year built
    1934
    Number of units
    1

    We can help!

    Listing Contact
    Ryley Kerik

    Listing agent Ryley Kerik License #RBS-99844

    Listing office Berkshire Hathaway - Bozeman 2001 Stadium Drive, Bozeman, MT

    Listing date Dec 5, 2025

    MLS# 407602 Listing URL

    Copyright © 2026 Big Sky Country MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Seller financing available.
    • Pro‑forma 6.5% cap rate; attractive investment with current cash flow and room to add value.
    • 8,151 sq ft mixed‑use building with six units offering income and flexibility.
    • Located in the historic downtown district with limited use restrictions and strong neighboring businesses.
    • Studio apartment with alley access provides live/work setup or rental income potential.
    • Close proximity to Yellowstone National Park and Bozeman.

    Overview

    Located in the historic downtown district of Livingston, Montana, this 8,151 square foot mixed-use building offers six units of varying sizes. The property includes two front-facing offices, a shared common area, kitchenette, and conference rooms. Large windows provide natural light and views of downtown. An alley-accessed studio apartment offers a live/work setup or rental income potential. The property is suitable for professional services, retail, creative studios, residential, medical, or co-working concepts. The building is located near strong neighboring businesses and has limited use restrictions. The property is positioned as a northern gateway to Yellowstone National Park and is a short drive from Bozeman. The building includes air conditioning and floor plans are available in the listing photos.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Livingston
    County
    Park
    State
    Montana
    Longitude
    -110.560447
    Latitude
    45.659922

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    FAQs

    What type of property is this?
    Mixed-use property - Downtown Livingston mixed-use property with income and flexibility.
    Where is this mixed-use property located?
    The property is located at 124/126 S 2nd Livingston, MT.
    What is the asking price?
    The asking price for this property is $895,000.
    What are key features of this property?
    This property features: Seller financing available.; Pro‑forma 6.5% cap rate; attractive investment with current cash flow and room to add value.; **8,151 sq ft mixed‑use building with six units offering income and flexibility.**
    (406) 404-8466
    We can help!
    Listing Contact
    Ryley Kerik
    Real Estate License ID: RBS-99844
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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